3044/24
PROTECTED STRUCTURE:the rear of No. 258 North Circular Road, Dublin 7 (A) Protected Structure, (RPS No. 1705). The proposed development comprises the following: (i) demolition of existing single storey shed; (ii) construction of 3 storey mews apartment building comprising 2 no. apartments. Unit 1 is a 1-bed unit located at ground floor with living/kitchen/dining room, bathroom, and storage. Unit 2 is a 2-bed unit located across first and second floor levels with living/kitchen/dining room, bathroom, and storage. Access to the development will be provided from the existing mews lane via Rathdown Road and Grangegorman Road Upper; (iii) provision of private outdoor amenity space in the form of a ground floor terrace to serve unit 1 and 2 no. balconies at first and second floors to serve unit 2; and (iv) drainage, landscaping and all associated ancillary works necessary to facilitate the development . .
Core Refusal Reason
The Planning Authority refused the application because the existing laneway's substandard and narrow width was deemed insufficient to provide safe and convenient access for essential and emergency services, potentially endangering public safety and setting an undesirable precedent under Section 4.3.8 of Appendix 5 of the Development Plan.
Decision Maker's Conclusion
- The proposed development is acceptable in principle under the Z2 zoning objective and aligns with national and local policies for compact urban growth and infill development.
- Despite the narrowness of the lane, the proposed widening of the carriageway to 4.4m and the site's proximity (15m) to Rathdown Road demonstrate that the site can be safely accessed by emergency and refuse services.
- The architectural design, scale, and massing are sympathetic to the character and setting of the protected structure and the wider conservation area, and the proposal will not significantly injure the residential amenities of adjacent properties.
Cited Policies (CDP)
Decision Document Summary
The proposal involves demolishing an existing shed to construct a three-storey mews building comprising two apartments (a one-bed and a two-bed duplex) at the rear of No. 258 North Circular Road, a protected structure. The site is located on a lane with a current width of 3.6m. While Dublin City Council refused permission due to traffic safety concerns regarding the narrowness of the laneway, the Inspector recommends granting permission. Key arguments for the grant include the 'car-free' nature ...PDF Document Missing
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